9 Luttrellstown View, Castleknock, Dublin 15, D15 FWF2
16 homes sold nearby. See what they went for — and what to bid on this one.
€945,000 · 4 Bed · 3 Bath · 172m² · Detached
Market Position
Priced Within Local Sold Range
At €945,000, this home is priced within the typical range of 16 recent closed sales nearby. There's room to negotiate — seller leverage is 3.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
16 closed sales nearby · 7mo recency · High confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
How this is calculated
We search the Property Price Register for closed sales near this property — matching by location, beds, property type, and where available, floor area (±20%). This gives us a set of genuinely comparable transactions.
Each sale is then time-adjusted to today using local price trends, so a sale from 18 months ago is inflated (or deflated) to reflect current market conditions. Where floor area is known, sales are also size-adjusted — a 90m² sale is normalised to what it would have sold for at this property's size. This means the figures you see aren't raw prices — they're what those same homes would likely sell for today, at this size.
Your bid strategy (opening offer, sealed bid range, walk-away ceiling) is then derived from the statistical distribution of these adjusted sales — with conservative safety margins applied when data is thin or dated.
Every figure comes from actual government-recorded sale prices. No asking prices, no agent estimates, no automated valuations.
Full methodology →Opening
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €945,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €47,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €945,000, see this.
Here is what the data says about this property.
Will This Go Over Asking?
above asking
Probability of a sale above asking based on local bidding patterns.
Am I Overpaying?
local sales
Where the asking price sits in the verified local transaction distribution.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
These signals interact — full analysis in report.
€47,250
That's what overbidding by just 5% on a €945,000 home costs you — before interest.
A €19 check before a €945,000 commitment.
Get Your Exact Bid Numbers for This Property
You've seen the market signals. Now get the exact numbers: where to open, how far to go, and when to walk away.
Built from 625,000+ verified Irish property transactions
Based on 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
16 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the median of comparable sales. Median anchored to size-similar transactions.
This chart shows where the asking price sits versus recent verified closed sales. It does not show your bid strategy.Same baseline as Market Position — size-adjusted.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
16
Transactions Analysed
Within 1.5km
7 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
High
Confidence Level
Recent sale prices in this area are closely clustered, which means the data is reliable and the bid strategy is well-supported.
High data density supports precise entry positioning.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 18 The Beeches, Luttrellstown, Dublin 15, Dublin 15, Dublin | 2025-11-18 | 202m² | |
| 3 The Beeches, Castleknock, Dublin 15, Dublin 15, Dublin | 2026-01-15 | 208.5m² |
Transactions within a 1.5km radius and 18-month window.
Methodology
Closed sales time-adjusted to current market · size-weighted where floor area available · no asking prices or agent estimates used.
How adjustments work
- —Older sales inflated to current market level so stale data doesn't skew bands
- —Similar-sized properties weighted more heavily where floor area is known
- —Local price trends factored in when sufficient data exists; no artificial uplift otherwise
- —All figures from registered closed sales only — no asking prices, no agent estimates
Local Market Notes
Property Quality
Significant BER Upgrade Opportunity: With a D1 BER rating, upgrading insulation and heating systems to achieve a B2 rating could cost approximately €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000.
Energy Cost Disadvantage: The D1 BER rating suggests annual energy costs could range from €1,800-€2,200, compared to €800-€1,200 for properties with a B2 rating of similar size.
Value Optimization Potential: Addressing the D1 BER rating is a critical step for value optimization, as improved energy efficiency is increasingly a key consideration for buyers and can command a higher sale price, with potential to recoup investment and add a buffer.
Hypothesis: The D1 BER rating presents a clear opportunity for a value-add investment; by strategically upgrading to a B2 or A3 rating, the current owner or a future buyer could not only reduce annual energy expenses by an estimated €1,000-€1,400 but also unlock a significant uplift in market appeal and a capital gain of €15,000-€20,000, making the upgrade a financially sound proposition.
Amenities
Excellent Transport Connectivity: While specific routes are not detailed, the D15 postcode is generally well-served by Dublin Bus routes, offering access to various city destinations, enhancing commuter convenience.
Comprehensive Local Services: Castleknock village, a short distance away, offers a wide array of amenities including shops, restaurants like La Farola and The Horse and Hound, and cafes such as Picasso, catering to diverse lifestyle needs.
Family-Focused Environment: The area is known for its strong educational infrastructure, with numerous highly-regarded primary and secondary schools like St. Patrick's National School and Castleknock College in close proximity, alongside family-friendly parks like the expansive Phoenix Park.
Hypothesis: The established reputation of Castleknock as a family-friendly suburb, combined with its robust educational facilities and proximity to large green spaces like the Phoenix Park, creates a strong underlying demand for properties in this area, suggesting that the current market conditions, despite the property's BER rating, are buoyed by the consistent appeal of a high-quality living environment for families and professionals alike.
Derived from nearby closed-sale patterns.
Built on verified Irish public data
Property Price Register
625,000+ verified closed sales
SEAI
Building energy ratings & floor area
Office of Public Works
Flood zones, events & study areas
MyPlan.ie
Planning applications nationwide
Common Questions
Bid strategy figures are derived from the Property Price Register — Ireland's official record of closed residential sale prices, verified through stamp duty. Floor area data comes from the SEAI BER register. Flood exposure is cross-referenced against OPW flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.